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    2 Red Hill Road Montague, NJ 7827

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    For Lease
    $7,200 /Mo

    15,000 sq ft commercial building with flexible unit options.

    Property size:
    15,000 SF
    Added:
    Jul 9, 2025
    Days on Market:
    285
    Last Refresh:
    Mar 16 at 9:09 am

    Property Features for 2 Red Hill Road

    General Information

    Standard status
    Active
    Size
    15,000 SF

    Building Details

    Year Built
    2009

    We can help!

    Listing Contact
    JOSEPH KRUMPFER
    JOSEPH KRUMPFER

    Listing agent JOSEPH KRUMPFER

    Listing office KRUMPFER REALTY GROUP

    Listing date Jul 9, 2025

    Source Corcoran

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of KRUMPFER REALTY GROUP

    Overview

    Versatile Commercial Building Near Major Routes

    Available November 1st, this commercial building is located off Route 206 at the intersection of NJ, PA, and NY, near routes 206, 6, 84, and 23, providing easy access for trucks and trailers, and ample parking. The property is suitable for front-office customer interface and rear shop/warehouse operations. The building consists of 5 units totaling 15,000 square feet. Each unit features 3-phase electric, 2000 sq ft of warehouse space with 26'-22' ceilings and a 14' bay door, 500 sq ft of warehouse mezzanine storage, and 500 sq ft of office space with a restroom, conference area, and kitchenette. HVAC is available throughout as needed. This listing is for a double unit (6,000 sq ft) at $6,800/month Modified Gross. Other configuration options include a 3,000 sq ft "Shop" Unit with 4 bay doors at $3,400/month Modified Gross, or a double unit (12000 sq ft) at $13,400/month Modified Gross. The 206C Zoning allows for various permitted uses, including warehousing, light industrial, commercial, garage, vehicle storage, retail services, business, and healthcare/pharma. A minimum 2-year lease and tenant insurance are required. CAM is included in the rent.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Himalayan Salt Cart Food Processing Plant

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Dental Office Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Montague
    County
    Sussex
    State
    New Jersey
    Longitude
    -74.7864
    Latitude
    41.2919

    FAQs

    What type of property is this?
    Warehouse - 15,000 sq ft commercial building with flexible unit options.
    Where is this warehouse located?
    The property is located at 2 Red Hill Road Montague, NJ.
    What is the lease rate?
    The lease rate is $7,200 /Mo.
    What are key features of this property?
    This property features: Prime location off Route 206 at the intersection of NJ, PA, and NY, providing easy access to major routes (206, 6, 84, 23) for trucks and trailers.; Versatile building suitable for front‑office customer interaction and rear shop/warehouse operations.; Available as a 6,000 sq ft double unit for $6,800/month (Modified Gross) with configuration options for 3,000 sq ft or 12,000 sq ft units.
    (973) 293-0085
    We can help!
    Listing Contact
    JOSEPH KRUMPFER
    JOSEPH KRUMPFER
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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